There's a lot of timing to consider, and honestly, this potential first cost segregation will be a learning experience for us. 

It is my understanding that the new owner will have the house at the cost basis of my purchase price, for calculating capital gains taxes or depreciation.For gift tax purposes for you - FMV.For capital gain tax purposes for the recipient - your original basis/purchase price 

And hopefullt you won't need a traffic light, which costs in excess of $100,000, though you will be required to do a traffic study. 

Issues 1) even garage conversion ADUs in single family zoned areas typically cost more to build than the value that they add.  

I wanted to get your input on a potential investment opportunity I've come across in San Antonio, TX.

That cost me about $1,000 each time. 

During this renovation period would you, as the lender, want an Actual Cash Value or Full Repair Cost policy in place?

Agree it is difficult to assess costs when they vary so much by location.Keep in mind that some turnovers are sickenly expensive, and that is just the nature of the business. 

Potential redevelopment or ADU play. 

WHAT IS A COST SEGREGATION STUDY?